"One of the main differences between real estate agents and Realtors is that Realtors pay a membership fee to belong to an organization whose members subscribe to a set of ethics, which hold them to a higher standard than the Department of Real Estate," said Deeann Mahoney of Alain Pinel Realtors in Los Gatos. "In addition, Realtors have greater access to support, resources and education to benefit their clients."

The designation of "Realtor" is a specific and enforceable designation for which an agent chooses to uphold the official code of ethics and standards of practice of the National Association of Realtors.

"Realtors are zealous in maintaining and improving the standards of their calling and share with their fellow Realtors a common responsibility for its integrity and honor," said Judy Jarvis Ellis, president-elect for the Silicon Valley Association of Realtors. "Realtors belong to a local organization as well as both the national and state Realtor associations."

The preamble to the code of ethics spells out the commitment Realtors must make and establishes obligations that "may be higher than those mandated by law." Land and homeowner rights is an obvious focus and the preamble states that Realtors should recognize that the interest of the nation and its citizens require the highest and best use of the land and the widest distribution of land ownership. This requires the creation of adequate housing, the building of functioning cities, the development of productive industries and farms, and the preservation of a healthful environment.

Such interests impose obligations beyond those of ordinary commerce. They impose grave social responsibility and a patriotic duty to which Realtors should dedicate themselves, and for which they should be diligent in preparing themselves.

"In recognition and appreciation of their obligation to clients, customers, the public, and each other, Realtors continuously strive to become and remain informed on issues affecting real estate, and, as knowledgeable professionals, they willingly share the fruit of their experience and study with others," the preamble states. "They identify and take steps, through enforcement of this Code of Ethics and by assisting appropriate regulatory bodies, to eliminate practices which may damage the public or which might discredit or bring dishonor to the real estate profession."

The code of ethics was originally adopted in 1913 and has been amended over the years at the National Association of Realtors Annual Convention. The most recent update occurred in January 2002. The term Realtor has come to connote competency, fairness and high integrity resulting from adherence to a lofty ideal of moral conduct in business relations.

That's something Dave Walsh, district chair of the Silicon Valley Association of Realtors for Los Gatos and Saratoga, hopes to remind Realtor members about when they meet each week. In addition to finding out what's for sale and on tour for the week, Realtor members spend time going over the different articles contained in the code of ethics and standards of practice.

"My goal as district chairman is to continually remind members that standards for practice are the cornerstone of our industry," said Walsh. "It's important to highlight on a weekly basis that our industry has a responsibility to the public we serve to hold ourselves to the highest professional standards."

Walsh also includes a reality check at each weekly meeting with a comparison of 1978 real estate prices to today's prices, a dramatic difference. What he finds more interesting, however, is that some of the same Realtors who were involved in the real estate market then are still actively involved in the industry today, 24 years later. While a home that sold for $75,000 back in 1978 might be on the market for many times more than that amount now, the commitment to the industry from the people involved hasn't changed over the years.

"For all these years we've religiously protected our code of ethics, and that has enabled us as an industry to survive," said Walsh. "Working together with other real estate professionals promotes the best interests of all."

The Silicon Valley association, a nearly 3,000-member nonprofit trade association not only provides members with a forum for industry discussion, but also provides professional conduct services to enforce the Realtor code of ethics. Realtor members can take advantage of professional training and educational courses as well as mediation and arbitration services. The association is also a resource for consumers to find a qualified Realtor and other real estate information.

Unlike some real estate agents who are simply licensed by the state to do business, Realtors take additional steps to enhance their professional status. Realtors are qualified to help consumers in a variety of ways. They help coordinate a transaction from beginning to end and facilitate the negotiation every step of the way.

Realtors understand current real estate values, conduct research to find properties that meet individual needs, help clients to understand the financing required, and often lend emotional support through a process that can be challenging as people consider making one of the biggest investments in their lives.